It really does go a long way to giving the retail buyer, peace of mind that they won't be out of pocket several thousand for a septic system that did not contribute to their, "OH I LOVE THIS PLACE!"

I hope to learn from the expertise of those on BP and will contribute my knowledge when I can.

A lot of people contributed to the post but you never responded with what happened.

What do you have to contribute to a JV other than the property?

You I don’t think following the traditional IRA path is a bad idea so I still contribute to that too.

Financing:Loan of $18.5m, Purchaser deposits of $2.5mEquity - investor - $3mEquity Developer - $1mCosts:Land - $7mSoft costs - $6m (incurred equally every month)Hard costs - $12m (incurred equally every month during construction)Revenue:$31m one month after constructionWaterfall Structure:•Investor will contribute 75% of the equity and developer will contribute the remaining 25%•Equity will be returned as follows: (1) both partners will receive a return of their equity pari passu, (2) 50/50 until Investor receives an IRR return of 20%, (3) 40/60 in favour of developer thereafterThe loan bears interest at 4.25% per annumI'm having a hard time with this one :(

Form a JV with the sellers where her contribution to the JV is the unencumbered land.

Without financial success you won't be in a position to contribute to society or help others. 

I love reading the forums and hope to be able to contribute in the near future.Regards,Sheryl

One thing that I think you could do that will partially meet your goal is to invest through a SD-Roth IRA in an investment property, have that property generate enough cash flow to cover your initial contribution (and be financially self sufficient with adequate reserves in place) and at a later date withdrawal funds equal but not exceeding your contribution amount.